Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 175 of 282 · 2019
Pebblebrook closed the 112-room Onyx Hotel in Boston on May 29, 2019 for $58.3 million to an unaffiliated third party. Harbor PPK is $58.3 million ÷ 112. Buyer unnamed. Pebblebrook’s 15.3x / 5.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Host’s 2022 Sheraton Boston $233 million tape and not Sunstone’s 2023 Park Plaza $370 million tape. Older than the 2025–26 blotter cut.
$58.3M
Cited consideration · 112 keys · $521k / key
Pebblebrook 8-K Exhibit 99.1: $58.3 million for the 112-room Onyx Hotel in Boston. Downtown boutique — not a Sheraton Boston PPK and not a Park Plaza PPK.
Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, May 30, 2019 (closed May 29)
Historical cited · 2019 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tape2019 cited corpus2019 cited filings
Source
Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, May 30, 2019 (closed May 29)
https://www.sec.gov/Archives/edgar/data/1474098/000147409819000052/peb8-k52919ex991.htmEstimate ↔ tape
Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.
$520,536 / key · 112 keys
$343,414 / key · Harbor defaults
Boston · worksheet vs tape PPK
Pebblebrook 8-K Exhibit 99.1: $58.3 million for the 112-room Onyx Hotel in Boston. Downtown boutique — not a Sheraton Boston PPK and not a Park Plaza PPK.
Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, May 30, 2019 (closed May 29)
Historical cited · 2019 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
The house
Worksheet, not an appraisal. Shock cap ±50 bps and ADR ±10% before you treat any number as a bid.
Boston · Upscale
112 keys · Boston · Kimpton
Downtown Boston boutique. Pebblebrook closed the 112-key house on May 29, 2019 for $58.3 million (8-K Exhibit 99.1). Buyer unnamed. Not Host’s 2022 Sheraton Boston $233 million tape and not Sunstone’s 2023 Park Plaza $370 million tape.
Same house or same market · 4
Same hotel first, then the same market and segment. Structure footnotes stay on the tape. This is not a paid comps service.
Homewood Suites by Hilton Boston-Billerica · 147 keys · Upscale
Consideration
$17.4M
$118k / key
Chatham IR / 10-K: $17.4 million for the 147-suite Homewood Suites Boston-Billerica. Interstate extended-stay — not a Back Bay PPK.
Chatham Lodging Trust Form 10-K for the year ended Dec 31, 2025 (147 suites also in Dec 23, 2025 IR)
Chatham sold the Homewood Suites by Hilton Boston-Billerica on December 23, 2025 for $17.4 million. Chatham’s sale IR names 147 suites; the YE 2024 property table agrees. Harbor PPK is $17.4 million ÷ 147. Buyer unnamed. The ~$6 million renovation Chatham planned and did not complete is Chatham’s narrative, not a second price. Not a Back Bay palace.
Courtyard Boston Downtown · 315 keys · Upscale
Consideration
$123.0M
$390k / key
Ashford 8-K: $123.0 million in cash for the 315-room Courtyard Boston Downtown. Downtown Courtyard — not a Back Bay Hilton PPK.
Ashford Hospitality Trust Form 8-K, January 10, 2025 (closed January 10)
Ashford sold the 315-room Courtyard Boston Downtown in Boston, Massachusetts on January 10, 2025 for $123.0 million in cash. Harbor PPK is $123.0 million ÷ 315. Ashford rounded the same math to $390,500 per key. The same January 10, 2025 8-K names January 10, the 315 rooms, and that cash price. Use the $123.0 million hotel price, not the $121.5 million net-of-selling-expenses line. Buyer unnamed as a Harbor party — the 8-K names 275 Tremont Owner, LLC. Filing names Boston — Harbor will not invent a Back Bay lock. Hilton Boston Back Bay stays off (144 / 390 room conflict). Hyatt Regency Savannah stays off until a filing names month, the $158.0 million cash price, and keys together.
AC Hotel Boston Downtown · 205 keys · Upscale
Consideration
$89.0M
$434k / key
RLJ 2022 10-K table: $89.0 million for the existing 205-room AC Hotel Boston Downtown. Downtown AC — not a Sheraton Boston PPK.
RLJ Lodging Trust Form 10-K for the year ended December 31, 2022 (closed October 18, 2021)
RLJ acquired the existing 205-room AC Hotel Boston Downtown on October 18, 2021 for an $89.0 million purchase price. Harbor PPK is $89.0 million ÷ 205. Use the table price, not transaction costs. Seller unnamed. Not Host’s Sheraton Boston $233 million tape, not Sunstone’s Park Plaza $370 million tape, and not Pebblebrook’s Onyx $58.3 million tape. The $198.25 million 2021 line is the sum of three named 10-K prices. Older than the 2025–26 blotter cut.
Residence Inn Norwood · 96 keys · Upscale
Consideration
$14.3M
$149k / key
Hersha 8-K: $14.3 million for the 96-suite Residence Inn in Norwood. Norwood Residence Inn — not an Envoy PPK and not a Franklin Hawthorn PPK.
Hersha Hospitality Trust Form 8-K, September 12, 2006 (July 27, 2006 close)
Hersha acquired the 96-suite Residence Inn in Norwood, Massachusetts on July 27, 2006 for $14.3 million. Harbor PPK is $14.3 million ÷ 96. The same 8-K names July 27, the 96 suites, and that hotel price. Use the $14.3 million hotel price, not the $2.4 million cash line, not the $8.0 million assumed-debt line, and not the $3.9 million OP-unit line. Seller unnamed. Filing names Norwood, Massachusetts — Harbor will not invent a Back Bay lock. Do not stitch the 424B5. Hersha’s November 2016 Residence Inn Framingham plus Residence Inn Norwood $47.0 million line stays combined. The same 8-K’s Holiday Inn Express Hauppauge $18.0 million / 133 tape, Hampton Inn Farmingville $21.5 million / 161 tape, and Courtyard Scranton $8.8 million / 120 tape are separately named singles already on the corpus. The same 8-K’s Residence Inn Tyson’s Corner $20.1 million / 96 line is a separately named single — not this tape. The same 8-K’s January 3, 2006 Mt. Laurel, Bethlehem, and Langhorne line stays combined. The same 8-K’s May 1, 2006 North Dartmouth and Franklin line stays combined. Hampton Inn Center City Philadelphia stays off as an 80% preferred-return interest. Hilton Garden Inn JFK Airport February 2006 stays off as a membership-interest buy. Holiday Inn Express Cambridge stays off — the same 8-K names $12.2 million without keys. Hampton Inn Manhattan-Chelsea stays off as a remaining-interest contract. The June 6 $39.5 million announcement is a contract, not this close. Do not stitch a Hotel Executive or Hotel News Resource item. Holiday Inn Express Camp Springs stays off — the June 26, 2008 8-K names $14.0 million without keys; do not stitch the $61.8 million Harrisburg, JFK, and Camp Springs line. Towne Place Suites Harrisburg stays off until one paper names month, that hotel’s price, and keys together. Sheraton JFK stays off until one paper names month, that hotel’s price, and keys together. Holiday Inn New Cumberland stays off — the October 30, 2008 8-K names the sale without a hotel price or keys. Comfort Inn North Dartmouth stays off — that house was a held-for-sale reclass and later a lender transfer, not a hotel deed tape. Holiday Inn Norwich stays off until one paper names month, that hotel’s price, and keys together — the July 1, 2007 8-K names $16.1 million without keys. Hotel Oceana stays off until a filing names keys with a hotel price. TownePlace Suites Sunnyvale stays off until one paper names a calendar month, a hotel price, and keys together. Parrot Key stays off until one paper names month, a hotel price, and keys together. Holiday Inn Express Chester stays off until a filing names a calendar month, a hotel price, and keys together. Hyatt Place King of Prussia stays off until one paper names month, a hotel price, and keys together. Hersha’s February 2010 Times Square Hampton, Candlewood, and Holiday Inn Express line stays combined. Holiday Inn Express 29th Street stays off as a remaining-interest buyout. The May 5, 2011 paper’s 32 Pearl Street $28.3 million line names a hotel price without keys. Courtyard South Boston stays off as a mortgage-note purchase of a 50% joint venture. Hilton Garden Inn Glastonbury stays off as a remaining 52% joint-venture interest. Hampton Inn & Suites West Haven and Hilton Garden Inn Tribeca stay off as development-loan conversions. Hersha’s 2021 four-hotel $178.5 million line and August 2022 six-pack $435.9 million stay combined. Not Hersha’s 2016 Envoy Hotel $112.5 million / 136 tape, not Hersha’s 2016 Hawthorn Suites Franklin $8.9 million / 100 tape, and not Hersha’s 2012 Bulfinch Hotel $18.2 million / 80 tape. Older than the 2025–26 blotter cut.